A local developer first amended and then withdrew a proposal for commercial development on North Plum Street after drawing the ire of would-be neighbors.

Thursday

Nov 26, 2009 at 12:01 AMNov 26, 2009 at 5:00 PM

Edie Ross - The Hutchinson News - eross@hutchnews.com

Contractor Jim Strawn said he wants to set up a meeting with some residents in the development area to explain what he's proposing. After that meeting, which Strawn hopes will take place next week, he plans to resubmit his rezoning request to the city.

"I want to put things on hold so I can meet with the concerned property owners in the area to explain exactly what our intent is," Strawn said. "I want people to understand that we're not proposing to build a big Wal-Mart or something like that."

While the city had scheduled a Dec. 1 public hearing on Strawn's amended proposal, that hearing now has been canceled.

Project history

During the summer months, Strawn proposed to build an office park and mini-storage in the 3700 block of Plum Street.

Calls and letters flooded City Hall when neighbors of the proposed development raised concerns of increased traffic and lower property values resulting from the proposed development, with some saying the proposed construction would "ruin" their neighborhood.

A public hearing to discuss the original proposal was scheduled for Sept. 1 but was postponed at Strawn's request.

In November, Strawn submitted an amended proposal, which scrapped the mini-storage idea but kept the professional offices.

"I changed the plans because of the feedback we were getting," Strawn said. "I am not trying to upset people. I understand their investment in their homes and I don't intend to devalue their property with these projects."

However, although two responded in favor of the project, most neighbors are still opposed to the amended plan, according to feedback the Hutchinson Planning Department has received so far.

On Monday, Strawn, concerned that neighbors were opposed to the project because they didn't have details about the proposal, withdrew his rezoning request.

Strawn's proposal

Strawn said the professional offices he is proposing would be similar to those on Compound Drive - southwest of the intersection of 30th Avenue and Severance Street.

"We're trying to make a small, quiet office park," Strawn said. "We're not proposing a convenience store or a shopping center - it will strictly be an office park."

Strawn said future phases of the plan would include single-family homes being built east of the proposed office complex, which would be built facing Plum Street.

The office park, Strawn said, would serve as a type of buffer between the traffic on Plum Street and residents' homes.

"We don't want families with kids right next to the road," he said.

As with the original proposal, would-be neighbors cited concerns that even without the mini-storage facility the development would increase noise and traffic in the area and decrease property values.

Strawn said he doesn't believe an office park would affect traffic on Plum Street any more than more homes would.

"Plum is the only major thoroughfare other than 61 highway going north out of Hutchinson," he said. "Even if we put houses in, it won't slow the traffic."

He added that the nature of office buildings - which typically are open 8 a.m. to 5 p.m. - should calm concerns about increased noise.

Residents also raised concerns that approving a commercial zoning would open the area up for other, more intense uses.

"In that the Gossage holding is over 75 acres in scope and extends from Plum Street back to Severance Street, we fear the 'creeping effect' of commercial growth within a residential area," said nearby residents Darren and Jennifer Lipford in a letter to the Planning Department. "If this initial request is approved, subsequent requests would be validated by virtue that they are adjacent to this 12.56-acre office park."

Strawn does not yet own the 12.6-acre tract of land where the office park would be built. It currently is owned by the Edwin A. Gossage Residuary Trust, and Strawn's contract to purchase the property is contingent upon receiving the rezoning and approval for the office park.

Currently, the tract is zoned R-3 - moderate density residential district, and single-family dwellings are the only use permitted by right.

The zoning Strawn is requesting for the office park is C-1 Office Commercial District, which permits uses such as professional offices, financial institutions, apartments, schools, churches and day care centers, according to the city.

Other uses allowed by special-use permit include single-family dwellings, duplexes, assisted-living facilities, gymnasiums and recreation facilities. Retail commercial uses and industrial uses are prohibited, according to a city staff report.

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